pmi bluegrass may 2012 lunch presentation: commissioning building systems commissioning for project...

PMI Bluegrass May 2012 Lunch Presentation: Commissioning

Building Systems Commissioning for

Project Managers


Commissioning Process


What is Commissioning?What is Commissioning?

A process of documentation, adjustment, testing, verification, and training, performed specifically to ensure that the finished facility operates in accordance with the owner’s documented project requirements and the construction documents.

It begins in pre-design and continues through design, construction, and the life of the facility.

(BCA draft document, 2004.)



The commissioning process provides the framework to verify that a facility and its systems will function to meet the design intent and the owner's needs and to coincide with the phases of a construction project.

(Applying the PMBOK® Guide Will Enhance the Commissioning Process and Result in Greater Project Success - by Aaron Pankonin, CBCP, CAPM)



Owner’s Project Requirements

– Details functional requirements and Owner’s expectations of how a building will be used and operated – DESIGN INTENT DOCUMENT

– Basis for building commissioning

Basis of Design

– The concepts, calculations, decisions, and product selections used to meet the OWNER’S PROJECT REQUIREMENTS


What Commissioning is NOT?What Commissioning is NOT?

– Completing Standard Forms

– Contractors’ QA/QC Program

– Verification of the Contractors’ QA/QC Program

– Construction Inspection

– Construction Management Substitute


DesignIntent

Commissioning validates the design!

That the design works and

meets the “design intent”

Commissioning

“retro” ; “re”; or

“ongoing” Cx

Design Construction O & M

“Inspections” validate

construction

That the construction is installed

correctly per the “design”

Changing Needs

What is Commissioning?(validates the “design”!)

This is not commissioning!


Elements of CommissioningElements of Commissioning

Design Intent Documents (DID or OPR)Design Intent Documents (DID or OPR)Design ReviewsDesign ReviewsSubmittal ReviewsSubmittal ReviewsSite Observations and Site MeetingsSite Observations and Site MeetingsResolution Tracking Forms (RTF’s)Resolution Tracking Forms (RTF’s)System Verification Checklists (SVC’s)System Verification Checklists (SVC’s)Organized Systems Start-UpsOrganized Systems Start-UpsFunctional Performance Tests (FPT's)Functional Performance Tests (FPT's)Operation and Maintenance (O&M) trainingOperation and Maintenance (O&M) trainingO&M DocumentationO&M DocumentationCommissioning ReportCommissioning ReportWarranty Review of Building OperationWarranty Review of Building Operation


Approaches to CommissioningApproaches to Commissioning

– Comprehensive Commissioning

– Construction Phase Commissioning


Phases of CommissioningPhases of Commissioning

Pre-Design PhasePre-Design Phase

Design PhaseDesign Phase

Construction PhaseConstruction Phase

Acceptance PhaseAcceptance Phase

Post-Acceptance PhasePost-Acceptance Phase


Pre-Design PhasePre-Design Phase

Establish commissioning Establish commissioning

Select a Commissioning Agency (CxA)Select a Commissioning Agency (CxA)

Develop commissioning scopeDevelop commissioning scope

CxA review of DID or OPRCxA review of DID or OPR


Pre-Design Phase is CRITICAL!


Design PhaseDesign Phase

Review design for commissioning, testing and O&M access and provisions

Prepare commissioning specificationWrite the commissioning planEstablish commissioning in the project

schedule


Construction PhaseConstruction Phase– Review submittals

– Update commissioning plan

– Coordination including site observation, Cx Meetings, Resolution Tracking Forms (RTF’s), and System Verification Checklists (SVC’s)

– Equipment and systems start-ups

– TAB HVAC systems

– Verify Building Automation System (BAS) installation and start-up


Acceptance PhaseAcceptance Phase

Review TAB Report

Functional Performance Tests (FPT’s)

O&M Training and Documentation

Commissioning Report


Post Acceptance PhasePost Acceptance Phase

Correct unresolved deficiencies and conduct required re-tests

Carry out specified off-season testingPerform specified post-occupancy

monitoringReview usage changesUpdate commissioning documentation


Why Commission?Why Commission?Better Buildings

Building owners are finding that the energy, water, and productivity savings achieved by commissioned buildings can offset the cost of the commissioning process. Studies indicate 8 to 20 percent savings in building operating costs over those in a non-commissioned building.

(Building Commissioning Guide, Version 2.2, GSA/DOE, dated July 30, 1998)


Why Commission?Why Commission?Better PeopleBetter People

Aside from achieving documented cost savings and cost avoidance, commissioning enhances customer satisfaction by promoting proper training of the owner’s Operations & Maintenance staff, which increases the longevity and efficient operation of building systems.


What is cost and value of commissioning?


Commissioning (Cx)Commissioning (Cx)(New Construction)

0.5 to 1.5 Percent of Total Construction Cost

Retrocommissioning (RetroCx)Retrocommissioning (RetroCx)(Existing Construction)

3.0 to 5.0 Percent of Total Operating Cost

Source: Building Commissioning Guide, Version 2.2, DOE/GSA, July 30, 1998

W

hat D

oes

Com

mis

sion

ing

Cos

t?


Commissioning CostsCommissioning Costs

Commissioning New ConstructionCommissioning New Construction

Approximately 2%-3% of Mechanical System Construction Cost – (BCA Case Studies)

Approximately 1%-2% of Electrical System Construction Cost – (BCA Case Studies)

Approximately 2%-5% of Comprehensive HVAC Construction Cost – (ACG Commissioning Guideline)


The Economics of CommissioningThe Economics of Commissioning

* Based on research findings from University of Wisconsin, ASERTTI Training Module, 1998

If planned correctly and implemented early enough in the design process, commissioning can be included with little or no cost impact*.

Without Commissioning

With CommissioningDesign Phase

Costs

Construction Phase Costs First Year Warranty Period Costs

Design Phase

Costs

Construction Phase CostsFirst Year Warranty Period Costs

Wha

t Doe

s C

omm

issi

onin

g C

ost?


BenefitsBenefits

– Better bid documents– More accurate budgets– More “control” of project– Projects delivered on time– Fewer change orders– Fewer warranty issues– Satisfied Client


TITLE SLIDECommissioning of a project is a term that has different interpretations depending on who is using it.


AssociationsAssociations– AABC Commissioning Group (ACG)– ASHRAE– Building Commissioning Association (BCxA)– Institute of Electrical & Electronic Engineers (IEEE)– International Society For Pharmaceutical Engineering

(ISPE)– National Environmental Balancing Bureau (NEBB)– Sheet Metal and Air Conditioning Contractors' National

Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)

– University of Wisconsin– Association of Energy Engineers (AEE)


CertificationsCertifications– AABC Commissioning Group (ACG)– ASHRAE (Process Management Certification)– Building Commissioning Association (BCxA)– Institute of Electrical & Electronic Engineers (IEEE)– International Society For Pharmaceutical Engineering

(ISPE)– National Environmental Balancing Bureau (NEBB)– Sheet Metal and Air Conditioning Contractors' National

Association / Testing Adjusting and Balancing Bureau (SMACNA / TABB)

– University of Wisconsin– Association of Energy Engineers (AEE)


The Need for GuidelinesThe Need for Guidelines

– Uniform delivery of services– Cx adoption as standard practice– Owner procurement / selection of providers– Continuing education – Benchmarking of Cx Benefits– Training competent Cx service providers– Client education and cooperation– Efficient Cx interface with designers, contractors,

vendors, etc


GuidelinesGuidelines– ACG Commissioning Guideline – 2005– ASHRAE Guideline 1 –1996: The HVAC

Commissioning Process– ASHRAE Guideline 1.1 – 2007: HVAC&R Technical

Requirements for the Commissioning Process – ASHRAE Guideline 0-2005: The Commissioning

Process– NECA90-2004: Recommended Practices for

Commissioning Building Electrical Systems– ISPE Pharmaceutical Engineering Guide Volume

5: Commissioning and Qualification


Guideline 0:1.1. Cx responsibilities statement in request for A/E design Cx responsibilities statement in request for A/E design

services.services.

2.2. Develop and commit to Owner’s Project Requirements.Develop and commit to Owner’s Project Requirements.

3.3. Assign O&M personnel to the commissioning process.Assign O&M personnel to the commissioning process.

4.4. Review and approve changes made in the Owner’s Project Review and approve changes made in the Owner’s Project Requirements.Requirements.

5.5. Review and approve the Construction Documents.Review and approve the Construction Documents.

6.6. Provide competent documenting of training sessions (video, Provide competent documenting of training sessions (video, etc.)etc.)

7.7. Review and comment on the Cx Process Progress Reports.Review and comment on the Cx Process Progress Reports.

8.8. Review and comment on the Cx Authority’s verification Review and comment on the Cx Authority’s verification reports.reports.


ASHRAE Guideline 1.11. Aligns Guideline 1.1 with Guideline 0 terminology

2. Greater emphasis on Owners Project Requirements (OPR)

3. Eliminate DID terminology

4. Suggests challenging design for achieving OPR

5. Promotes sampling over 100% verification and testing

6. Includes more technical process details (specific tasks)

7. Enhanced appendix of sample forms and procedures

8. Advocates extensive training for owner personnel

9. Promotes team building to accomplish commissioning


StandardsStandards– ASHRAE Standard 202

– SPC 202 Committee

– Complete at San Antonio AHSRAE Meeting in June

– 1st Public Review this Summer

– Release before or at AHR Expo January 2013


Who manages for everything?


Owner’s Project Requirements Program requirements Community context Codes and regulations Site and climate Facility context and function Facility technology Sustainability Cost Schedule Client’s needs and capabilities


Commissioning DefinitionsCommissioning Definitions

Commissioning Authority (CxA):Commissioning Authority (CxA):

A person (or firm) representing the facility owner

Leader of the Commissioning Team

Authority of Cx Process – not design or means and methods

CxA not in chain of command – preserves objectivity


Commissioning DefinitionsCommissioning DefinitionsEXISTING BUILDING COMMISSIONINGEXISTING BUILDING COMMISSIONING

Retro-Commissioning (RetroCx):Retro-Commissioning (RetroCx):

Commissioning an existing building that has never been commissioned

Re-Commissioning (ReCx):Re-Commissioning (ReCx):

Commissioning a building that has been previously commissioned

Continuous Commissioning (CCx):Continuous Commissioning (CCx):

Owner continues to collect and compare baseline data on selected building systems to ensure that the building functions optimally throughout its operating life



Total Building Commissioning (TBCx)Total Building Commissioning (TBCx)

Emphasizes that Commissioning is NOT only for the Mechanical and HVAC system, or any single system

Commissioning TeamCommissioning Team

Experts who, through coordinated actions, are responsible for carrying out the Commissioning Process

Commissioning PlanCommissioning Plan

A strategy overseen by the Commissioning Authority and prepared by the Commissioning Team



Commissioning Provider (CP):Commissioning Provider (CP):

Independent Third-Party Commissioning Firm

A/E Firm

General Contractor

Construction Manager

Owner's Personnel


Systems Typically CommissionedSystems Typically Commissioned

Mechanical SystemsMechanical Systems Heating, Ventilation and Air Conditioning (HVAC) Building Automation Systems (BAS) Fire Protection

Electrical SystemsElectrical Systems Switchgear and Transformers Grounding/Bonding, Circuitry Generators and UPS Systems Lighting and Lighting Controls

Specialty SystemsSpecialty Systems Security Systems and Fire Alarm Voice/Data Systems


Future Commissioned SystemsFuture Commissioned SystemsThe National Institute for Building Sciences (NIBS)

is currently developing commissioning requirements for the following systems:

– Exterior Envelope – Roofing Systems– Structural Systems– Interior Systems– Elevator Systems– Plumbing Systems– Lighting Systems– Electrical Systems– Fire Protection Systems– Telecommunication Systems


LEED EA Prerequisite 1LEED EA Prerequisite 1

Experienced, independent, CxA to ownerReview OPR and DIDIncorporate Cx requirements into CD’sCreate/execute Cx PlanVerify installation and performance of

Systems to be CommissionedComplete and submit a Cx Report


EA Credit 3 Enhanced CommissioningEA Credit 3 Enhanced CommissioningIndependent 3rd Party CxA

Review OPR, BOD and Design by mid-CD’s

Independent submittal review

Systems Manual

O&M and Occupant Training Verification

10th Month Review of Building Operation


PROJECT MANAGEMENT IS RESPONSIBLE


Team EffortTeam Effort

Commissioning succeeds when…Commissioning succeeds when…Team members understand and carry out

their responsibilitiesTeam members cooperate and coordinate

with each other and third-party agencies

Communication and accountability essential for effective teamwork – and they are the responsibility of the commissioning agent.


Commissioning Team MembersCommissioning Team MembersOwner / OperatorOwner / OperatorArchitectArchitectDesign ConsultantsDesign ConsultantsCommissioning AgentCommissioning AgentConstruction Manager (or General Contractor)Construction Manager (or General Contractor)Mechanical ContractorMechanical ContractorElectrical ContractorElectrical ContractorTemperature Controls ContractorTemperature Controls ContractorTest and Balance ContractorTest and Balance Contractor


Commissioning Team MembersCommissioning Team Members

Potential Team Members:Potential Team Members:Equipment VendorsSpecialty TradesSpecialty ConsultantsProgram ManagerService Contract ProvidersBAS SpecialistsIT Support Groups


Commissioning Team RolesCommissioning Team Roles

Owner / OperatorOwner / Operator

Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetingsRetain a commissioning agentRetain a commissioning agentCommunicate project requirements to the design Communicate project requirements to the design

teamteamCoordinate facilities and staff participationCoordinate facilities and staff participationConduct regular site observationConduct regular site observation



ArchitectArchitect

Assign Cx Team Member and attend meetingsCoordinate work of design consultantsConsider spatial requirementsConsider room naming conventionConduct regular site observationCoordinate design and changes with owner and

end-users



Design ConsultantsDesign Consultants

Assign Cx Team Members and attend meetingsProvide Basis of Design and Design IntentRespond to RFI’s and CO’sConduct regular site observationCoordinate design and changes with owner and

end-usersReview O&M manuals, as-built drawings and

other specified documentationProvide HVAC training on the design intent



Commissioning AgentCommissioning Agent

Assign Cx Team Leader and attend meetingsReview DesignProvide Commissioning Plan and SpecificationConduct regular site observation visitsProvide System Verification ChecklistsMonitor system start-upsConduct Functional Performance TestsReview O&M documentation and training



Construction ManagerConstruction Manager

Assign Cx Team Member and attend meetingsProject SchedulingManage overall completion of workManage project documentationCoordination of contractorsMaintaining specified building conditions


Commissioning Team RolesCommissioning Team RolesMechanical ContractorMechanical Contractor

Assign Cx Team Member and attend meetingsManage subcontractors and vendorsDocument Progress (SVC’s)Coordinate equipment start-upOperate systems as required for Functional

Performance TestsPlan and deliver O&M staff trainingProvide O&M manuals, as-built drawings and

other specified documentation


Commissioning Team RolesCommissioning Team RolesElectrical ContractorElectrical Contractor

Assign Cx Team Member and attend meetingsAssign Cx Team Member and attend meetings Coordinate electrical installation with mechanical Coordinate electrical installation with mechanical

workwork Attend meetingsAttend meetings Document Progress (SVC’s)Document Progress (SVC’s) Operate systems as required for Functional Operate systems as required for Functional

Performance TestsPerformance Tests Plan and deliver O&M staff trainingPlan and deliver O&M staff training Provide O&M manuals, as-built drawings and other Provide O&M manuals, as-built drawings and other

specified documentationspecified documentation


Commissioning Team RolesCommissioning Team RolesTemperature Controls ContractorTemperature Controls Contractor

– Assign Cx Team member and attend meetings– Design and complete controls installation as

required by DID/OPR– Document Progress (SVC’s)– Coordinate with TAB agency– Operate systems as required for Functional

Performance Tests– Plan and deliver O&M staff training– Provide O&M manuals, as-built drawings and

other specified documentation



Test and Balance ContractorTest and Balance Contractor

Assign Cx team member and attend meetingsAssign Cx team member and attend meetingsReview design for adequate testing provisionsReview design for adequate testing provisionsSubmit TAB data sheets for approvalSubmit TAB data sheets for approvalCoordinate work with master scheduleCoordinate work with master scheduleReview site conditions prior to field workReview site conditions prior to field workSubmit complete and accurate TAB ReportSubmit complete and accurate TAB ReportParticipate in verification of TAB ReportParticipate in verification of TAB Report


REFERENCES


ResourcesResources

www.commissioning.org for AABC Commissioning Group www.ashrae.org for American Society of Heating,

Refrigerating, and Air-Conditioning Engineers www.bcxa.org for Building Commissioning Association www.buildingamerica.gov for U. S. Dept. of Energy

Building America Program www.facomgrp.com for Facility Commissioning Group


ResourcesResources www.ieee.org for Institute of Electrical & Electronic

Engineers www.ispe.org for International Society For Pharmaceutical

Engineering www.nebb.org for National Environmental Balancing

Bureau www.peci.org for Portland Energy Conservation, Inc. www.smacna.org for Sheet Metal and Air Conditioning

Contractors' National Balancing Bureau


Project Management Drives

Commissioning Process


PMBOK

PMBOK recognizes 5 basic process groups and 9 knowledge areas typical of almost all projects. The basic concepts are applicable to projects, programs and operations. The five basic process groups are:

InitiatingPlanning Executing Controlling and Monitoring Closing.

Processes overlap and interact throughout a project or phase. Processes are described in terms of:Inputs (documents, plans, designs, etc.) Tools and Techniques (mechanisms applied to inputs) Outputs (documents, products, etc.)


Project Management/Commissioning Project Management/Commissioning PrerogativesPrerogatives

– Project Integration Management– Project Scope Management– Project Time Management– Project Cost Management– Project Quality Control– Project Human Resource Management– Project Communications Management– Project Risk Management


Questions, Comments, Discussion

pmi bluegrass may 2012 lunch presentation: commissioning building systems commissioning for project...

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